HomeMy WebLinkAboutMinutes 06/01/20045293
CITY COUNCIL MEETING
Port Angeles, Washington
June 1, 2004
CALL TO ORDER -
REGULAR MEETING:
ROLL CALL:
PLEDGE OF
ALLEGIANCE:
PUBLIC CEREMONIES,
PRESENTATIONS AND
PROCLAMATIONS:
WORK SESSION:
LATE ITEMS TO BE
PLACED ON THIS OR
FUTURE AGENDAS:
/
Mayor Headrick called the regular meeting of the Po~t Angeles City Council to order
at 6:00 p.m.
1
Members Present:
Mayor Headrick, Councilmembers Braun, Munro, Pittis,
Rogers, and Williams.
Members Absent:
Councilmember Erickson.
Staff Present:
Manager Quinn, Assistant Attorney Dickson, Clerk Upton,
B. Collins, M. Connelly, G. Cutler, Y. Ziomkowski, T.
Gallagher, K. Dubuc, G. Kenworthy, T. Smith, and J.
Hebner.
Public Present:
P. Johnson, R. & J. Mantooth, G. Schoessler, P. Walker, T.
Ahlgren, J. Anderson, B. Booher, P. Lamoureux, S.
Zenovic, R. Leach, B. Vreeland, I. Miller, K. Smith, and C.
Kidd. All others present in the audience failed to sign the
roster.
The Pledge of Allegiance to the Flag was led by Councilmember Rogers. Manager
Quinn advised the Council of the recent passing of long-time and dedicated Finance
employee, Judy Hamilton. A moment of silence in honor of Ms. Hamilton followed.
None.
None.
Larry Leonard, 1030 Olympus, addressed the Council regarding recent commentaries
made by the Mayor on the matter of no-protest annexation agreements. He opposed
the insistence for such agreements and felt that annexation should occur only if agreed
to by property owners. Mr. Leonard spoke in support of individual property rights.
Peter Ripley, 114 E. 6th Street, #102, Port Angeles Journal, agreed with Mr. Leonard,
feeling that annexation can be accomplished by a vote of the people.
Paul Lamoureux, 602 Whidby, requested a status report on the storm drain disconnect
project, as well as a report on the cost of upgrades to the Francis Street Park and
surrounding area. Mr. Lamoureux referenced upcoming GIS training for a City
employee, asking that the employee be consulted upon return from the training as to the
possibility of the City collecting its own stormwater fees. Mr. Lamoureux suggested
that emergency signaling be included in the community plan, something previously
mentioned by Conncilmember Williams. Deputy Police Chief Gallagher shared that
Communications Manager Riggins was presently working on the emergency signaling
component.
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CITY COUNCIL MEETING
June 1, 2004
FINANCE:
RFP/Q for Solid Waste
CONSENT AGENDA:
CITY COUNCIL
COMMITTEE
REPORTS:
ORDINANCES NOT
REQUIRING PUBLIC
HEARINGS:
RESOLUTIONS:
OTHER
CONSIDERATIONS:
Green Crow Preliminary
Subdivision - Rook Drive
East of Mt. Angeles Road
RFP~Q for Solid Waste:
Public Works & Utilities Director Cutler informed the Council that he would make a
presentation on Solid Waste Processing Facility Development and Management
Services at the June 8, 2004, continued Council meeting. He asked that the matter be
continued to that date, which was agreed to by the Council.
Councilmember Braun moved to accept the Consent Agenda, to include: 1.) City
Council / Planning Commission Joint Meeting Minutes of May 12, 2004, and City
Council Regular Meeting Minutes of May 18, 2004; 2.) Equipment Purchase - Street
Sweeper; 3.) Expenditure Approval List - May 21, 2004 - $675,174.05; 4.)
Appointment of student, Elizabeth Minor, to the Parks Recreation and Beautification
Commission; and 5.) Travel/Training Request for GIS-CADD Specialist, Bill Hale.
The motion was seconded by Councilmember Rogers and carried 5 - 0, with
Counciimember Pittis abstaining due to absence from the May 18, 2004, meeting.
None.
None.
None.
1. Green Crow Preliminary Subdivision - Rook Drive East of Mt. Angeles Road:
Community Development Director Collins presented information on the Green Crow
Preliminary Subdivision, which constitutes the largest subdivision in the City in recent
years, as it involves 43 lots as well as a second phase that may be developed to the
north of the current proposed project. The southern 28 acres owned by Green Crow
are those involved in the deliberations this evening. Director Collins indicated that a
number of issues were addressed during the staff review, and certain conditions were
established pertinent to those issues. He believed there would be a Developer's
Agreement to follow that would address how some of the conditions might be met.
Approval of the subdivision assumes the developer will be responsible for meeting all
of the conditions listed.
Director Collins advised the Council that meetings were held with the County Road
Engineer, as Mt. Angeles Road is a County road, and standards for a County road with
50 mile per hour traffic differ from City standards. Those differences are being
addressed, and a second letter from the County Road Department indicated that a
number of options may need to be pursued in the future. Referencing a map on the
overhead projector, Director Collins explained the specifics of the area under
consideration, as well as the area projected for future development. The existing
proposal accesses on Mt. Angeles Road via Rook Drive.
Councilmember Piths distributed copies of a document he had prepared itemizing
specific questions, concerns, and corrections with regard to the subdivision. He then
expanded on the matters contained in the document, after which Director Collins
responded to the individual items. Councilmember Pittis had sought clarification as to
the comment made regarding the need for follow-up on theCounty roads in the area,
and Director Collins explained the second letter from the County arrived after the
packet memo had been prepared. If the subdivision were to be approved absent the
County's road requirements, Director Collins felt the County may expect the City to
accept responsibility for the road. That responsibility could include incorporating the
road into the City limits, and in responding to Councilmember Rogers, Director Collins
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OTHER
CONSIDERATIONS:
(Cont'd)
Green Crow Preliminary
Subdivision - Rook Drive
East of Mt. Angeles Road
(Cont'd)
CITY COUNCIL MEETING
June 1, 2004
indicated the resolution to this specific issue should be referred to the Legal
Department. He thought there was case law for roads being annexed into a city. In the
ensuing discussion, Director Collins clarified there is a 1300-foot stretch between Rook
Drive and the current City limits at Leighton Avenue, which is the section of concern.
Councilmember Williams asked as to the certainty that the County has title to the entire
road width, and Director Collins responded there may be some limitations on right-of-
way, but there aren't any limitations on the size of the pavement area. He stated there
are 26 feet of pavement, which is in excess of what the City Engineer has deemed as
necessary for a suburban road standard in the City. Therefore, if the road is operating
at 25 or 30 miles per hour, then 24 feet of pavement would be adequate.
Councilmember Pittis suggested the possibility of entering into a Memorandum of
Understanding that the City wouldmaintain the roadway until annexed, which would
be the preferred method. Manager Quinn added that staff met to review the impacts of
the County road, and annexation of the road would be a possibility. Because the road
meets City standards, the City could opt to disagree with the County and not improve
the roadway. There are interfaces and transitions quite common between rural and
urban areas and, as the area develops, there will be more of these types of
developments that will generate traffic on a County road than was previously
experienced. The City has the ability to work with the County to improve the road if
so desired. The City also has the option of reducing traffic speeds to get the roadway
to function as less of a County through-road at a higher speed to something more like
a City street. He felt the City could work with the County, and it would be
inappropriate to make this consideration a condition of the development.
Councilmember Pittis noted that the wider the road, the more comfortable people are
in driving at higher speeds. Speeds can, therefore, be controlled by the width of the
road.
Responding to Councilmember Pittis' question as to the proposed walkway, Director
Collins referenced the maps on Pages 113 and 115 and clarified that the conceptual
map was on Page 115. The preliminary plat map was on Page 113, and Planner Johns
used the overhead to show the location of the proposed walkway and its correlation to
safety factors. Director Collins expanded on the location of the walkway, which is to
be connected to Rook Drive and available to the walking public on Mt. Angeles Road.
There is a condition that the trail is to be built with the first phase all the way to
Campbell.
In his handout, Councilmember Pittis had questioned the reference to an agreement
between the developer and the City and its association to improvements for existing
sewer and/or stormwater drainage problems in the Porter Street area. Director Collins
advised the Council that the Developer's Agreement was scheduled to go before the
Council on June 14, and the nature of negotiations were difficult until specifics could
be agreed upon. He noted there has been a capacity and drainage problem in the Porter
Street area for some time, and it has always been understood that any development of
a large subdivision on Campbell Avenue would require upgrades and improvements to
that system. Councilmember Pittis noted, however, that the record made no statement
of this nature, and Director Collins indicated the record stated the existing
infrastructure would meet subdivision requirements which would require the upgrade.
He stated that these issues could be further clarified in the conditions if so desired by
the Council, adding that, ifa Developer's Agreement is not reached, then the developer
would be responsible for making the improvements to the infrastructure.
Director Collins, responding to Councilmember Williams, clarified that State law
provides for a 90-day time frame to act on the subdivision, and the first phase of this
particular subdivision is at the end of the time frame now. Planner Johns, using the
overhead map, clarified there are two separate phases of the overall development, with
three sub-phases of build-out in Phase I. Discussion followed, with Director Collins
providing further clarification on the proposed development and the associated
improvements.
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CITY COUNCIL MEETING
June 1, 2004
OTHER
CONSIDERATIONS:
(Cont'd)
Green Crow Preliminary
Subdivision - Rook Drive
East of Mt. Angeles Road
(Cont'd)
Manager Quinnprovided further clarification on utilities, noting that the sewer capacity
in the Porter/Campbell area has been very limited, whichhas been one of the challenges
and has been the reason that the area has remained undeveloped for many years. He
indicated the Council would be seeing a Developer's Agreement as part of the NICE
Neighborhoods Program, coordinating on- and off-site improvements in public
infrastructure to correct these types of deficiencies and to enable improvements.
Manager Quinn indicated the preliminary plat needed to be completed first, and the
Developer's Agreement would follow.
Responding to Councilmember Braun as to where the project ties into Wabash,
Director Collins referenced the map and explained the connection to Wabash and the
anticipated access points for the residents. Councilmember Rogers noted it would be
helpful to have arrows clarifying certain portions of the map related to specifics of the
project.
Concerning Councilmember Pittis' inquiry as to the wetland permit and possible
alterations of lot and street configurations, Director Collins advised the Council that the
wetland drawing was inaccurate, and a new delineation will be completed. Because
engineering was still being done, the lots in that specific area are subject to the
approval of the wetland permit. Director Collins indicated it is the City's expectation
that a buffer enhancement plan would likely accompany the permit; the issues in
question will be adequately addressed per the City's requirements in Chapter 15.24.
The City Council would, therefore, be approving the subdivision subject to the
wetlands permit being completed. Director Collins assured Councilmember Pittis that
the City would not unilaterally change the roadway and lot patterns because of the
wetland permit. In response to an inquiry from Councilmember Munro, Director
Collins explained that the wetland delineation would be completed by a professional.
Councilmember Pittis had questioned whether Condition 1 should contain more
specific language that Rook Drive would be extended from Mt. Angeles Road to
Wabash Street and would be fully improved to City standards within the plan and to the
gravel standard from the plat north to Wabash. He felt that, if the plat was submitted
for final approval prior to the improvement of Rook to Wabash, then a construction
bond should be required so that the improvements would be guaranteed. Director
Collins indicated the Planning Commission added the Wabash connection to Condition
1, and he felt the City Council could change the language of the condition if so desired.
Rook Drive will be improved to City standards using the low impact development
standards. Councilmember Pittis reiterated his conviction that the condition should
include the guarantee for the improvements with a bond. Discussion followed as to the
best methodology to accomplish the goal of the improvements actually being made.
It was noted that examples exist whereby such improvements were never made. It was
intended that the Developer's Agreement would address this matter, but
Councilmember Pittis also felt the language of the condition should be strengthened.
Regarding Finding 8, Director Collins agreed with Councilmember Pittis' observation
that the word "could" should be changed to "will". On the question of whether the
County had been informed there would be two accesses out of the proposed
subdivision, Director Collins noted that discussions in that regard had been held with
the County Engineers who felt, while some traffic pressure would be relieved on Mt.
Angeles, it wouldn't change their comment. Councilmember Pittis had pointed out that
Condition 4 referenced an 8-inch water service, and he questioned what would
constitute a "service". Deputy Director of Engineering Services Kenworthy agreed
with Councilmember Pittis that the reference should be made to a water "main".
Councilmember Pittis offered two corrections to Condition 6: The word "be" was
missing between the words "shall" and "constructed". Also, the number 5 was missing
between the words "offset" and "feet", with which Director Collins agreed.
Councilmember Pittis, in his prepared document, had asked if the City could maintain
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OTHER
CONSIDERATIONS:
(Cont'd)
Green Crow Preliminary
Subdivision - Rook Drive
East of Mt. Angeles Road
(Cont'd)
PUBLIC HEARINGS -
QUASI-JUDICIAL:
Olympic Medical Center
Rezone - Race Street and
Caroline Street
CITY COUNCIL MEETING
June 1, 2004
another park and whether there was budget to make such improvements. He was
concerned with the commitment of future funds the City might not have. Director
Collins responded that, particularly in large subdivisions, State law requires that public
or private parks be available to the residents of the area. In this particular area, there
are no public facilities, and it has been the City's practice to require recreational
facilities for such large developments. The developer proposed a facility that is
approximately two acres in size and connected by the trail system. There is mutual
understanding with the Parks Department that this would be a valuable neighborhood
park in that it is large enough for the City to make it available to the public. There
would be access directly from Rook Drive and Campbell Avenue via the trail system,
and parking would likely be available as well. Director Collins thought that this matter
was under negotiation in the Developer's Agreement. Parks Director Connelly added
that the key element is that this particular area is lacking in public recreation open
space. As the area continues to develop, the need for such open space will grow. He
felt it important to note that the size of this particular facility is meaningful as an
effective and functioning neighborhood park in that it will be able to accommodate a
number of activities without conflict. Discussion followed, and Councilmember Rogers
felt the Council's concern was one of maintenance and how it would be financed on an
ongoing basis. The issue was not the value and merit of the park, but how it would be
paid for over the long term. Director Collins felt that this issue would also be
addressed in the Developer's Agreement.
Lengthy discussion ensued on the proposed park, its future maintenance, and timing of
park construction. Manager Quinn indicated the City's budget would need to address
the matter, once priorities had been set. On the matter of the timing of park
construction, Director Connelly spoke in support of land banking for park facilities.
Regarding Condition 9, Councilmember Pittis suggested that language be added such
that a public neighborhood park shall be developed subject to available City budget.
Councilmember Pittis had questioned the discrepancy in lot numbers on the maps
located on Pages 113 and 115, and Director Collins indicated that the map on Page 115
was for background information. He provided further information and clarified that the
development of property to the north could occur at some future date but was not part
of this consideration. Lastly, Councilmember Pittis had offered a correction to Finding
7 in that this consideration is for a proposed subdivision, not short plat. Director
Collins agreed that the correction should be made.
Councilmember Rogers moved to approve the preliminary plat of the Green Crow
Subdivision, subject to Conditions 1 - 10, Findings 1 - 18, and Conclusions A - H,
inclusive of the clarifications outlined in the June 1, 2004, memo from
Councilmember Pittis, as set forth in Exhibit "A" which is attached to and
becomes a part of these minutes. The motion was seconded by Councilmember
Williams and, following brief discussion, carried unanimously.
Olympic Medical Center Rezone (RS-7, Residential Single Family to CO, Commercial
Office) - Race Street and Caroline Street:
Mayor Headrick opened the public hearing at 7:25 p.m.
Scott Smasal, 418 N. Race Street, advised the Council that he resides on the lot just
north of the area to be developed. Understanding the Hospital planned to make this a
parking lot, he was concerned as to the possible location of the access to the parking
lot. Victoria Street runs behind his house, and he described it as being a fairly narrow
alley- 14 feet wide at the most narrow point. Mr. Smasal was concerned there would
be an entrance to the parking lot just off the alley, and he inquired as to whether a
decision had been made in that regard.
Director Collins indicated there is no specific proposal for the site as this point; how-
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CITY COUNCIL MEETING
June 1, 2004
PUBLIC HEARINGS -
QUASI-JUDICIAL:
(Cont'd)
Olympic Medical Center
Rezone - Race Street and
Caroline Street (Cont'd)
PUBLIC HEARINGS -
OTHER:
Comprehensive Plan
Amendment - Cronin
Proposed Map and Policy
Changes
Comprehensive Plan
Amendment - Proposed
Map and Policy Changes
ever, the location of an access would be subject to the City Engineer's determination.
An off-site parking lot would be subject to a Conditional Use Permit, so there would
be another opportunity to address the matter during a public hearing on the CUP.
Director Collins further explained that the first step would be to determine whether to
allow a parking lot, and the second step would involve determining how the parking lot
would be developed. If the property is rezoned, it would not have been rezoned
specifically for a parking lot, as it could accommodate another use as well. Director
Collins continued that it was the City's understanding that the hospital wanted to make
a parking lot which, again, would require a Conditional Use Permit for the CO Zone,
with a public hearing before the Planning Commission. Mayor Headrick provided
further clarification of the process for Mr. Smasal, and Councilmember Rogers assured
Mr. Smasal that the City Council record would show that he stated his concerns this
evening regarding the issue. Mr. Smasal provided additional information for
Councilmember Braun, indicating the alley, right off his driveway, is narrow and is
used by animals and children. He was concerned therewould be a lot of traffic, with
employees hurrying into the parking lot.
At 7:30 p.m., Mayor Headrick continued the public hearing to June 8, 2004.
Comprehensive Plan Amendment - CPA 04-01: Cronin Proposed Map and
Policy Changes:
Mayor Headrick opened the public hearing at 7:30 p.m., after which Planner Johns
informed the Council that the Cronin's were out of town and unable to attend this
evening's public hearing. Mayor Headrick, therefore, continued the public hearing to
June 14, 2004.
Comprehensive Plan Amendment- CPA 04-02:68 Proposed Map and Policy
Changes:
Director Collins advised the Council that the City has been working on an update of the
Comprehensive Plan as required by State law. This is the third year and final phase of
the update, and an extensive public outreach program was implementedby the Citizen' s
Advisory Committee. Many proposals for amendments have been forwarded to the
Council for consideration. Director Collins suggested that the public hearing be
opened for an hour this evening and then continued to June 8, 2004.
Councilmembers Williams and Pittis briefly departed the Council Chambers at 7:38
p.m. and 740 p.m., respectively, returning at 7:40 p.m. and 7:42 p.m., respectively.
Planner Johns showed a map on the overhead projector, depicting the area of the
Rayonier property that reflected a proposed change to the designation on the Comp
Plan map from industrial to commercial. He indicated that Rayonier was amenable to
leaving the lower portion of the site as industrial, with the upper portion of the water
filter plant being changed to a commercial designation.
Councilmember Braun briefly departed the Council Chambers at 7:42 p.m., returning
at 7:43 p.m. Mayor Headrick opened the public hearing at 7:43 p.m.
Larry Leonard, who did not state his address, understood that the Planning Commission
had recommended against changing the Rayonier designation, a position that he
supported. He felt that, until Rayonier or its successor had found a use for the property,
it would be bad policy to change the use without the owner of the property submitting
such a request. Mr. Leonard noted there are two choices in the cleanup of the property,
one of which is related to industrial and the second is related to "other". He felt the
option of the "other" category would be a very expensive project, and a new buyer
might be industrial, so it wouldbe ludicrous to require unnecessary cleanup efforts. He
felt the property should be returned to use as quickly as possible, and a change inthe
-6-
Comprehensive Plan
Amendment - Proposed
Map and Policy Changes
(Cont'd)
CITY COUNCIL MEETING
June 1, 2004
designation would not be the way to proceed.
Robbie Mantooth, 2238 E. Lindberg, had submitted a letter earlier in the day on the
matter of the Rayonier designation as it relates to the protection of Ennis Creek. With
the use of varied photos, Mrs. Mantooth proceeded to paraphrase a large part of that
letter for the Council. Noting that the City's land use map already designates the Ermis
Creek corridor beyond the Rayonier property as open space, she urged the Council to
consider designating the Ennis Creek corridor within the former mill site with the same
designation, feeling that a sufficient estuarine environment could be restored using only
the east side of the stream. Mrs. Mantooth cited other governmental entities that have
been committed to restoring Elmis Creek, and she fek that an open space designation
through Rayonier would enhance the property's marketability and would assure the
public's ongoing enjoyment of the stream and beach.
Jim Mantooth, 2238 E. Lindberg, spoke in favor of the open space designation just
suggested by Mrs. Mantooth and, speaking as President of the North Olympic Land
Trust (NOLT), he related how the NOLT uses conservation easements to permanently
protect the land in environmentally sensitive areas. The goal has been established to
protect and restore Ennis Creek, with the hope of improving the fish way under
Highway 101, as well as the fish corridor through the Rayonier site. Dr. Mantooth
summarized the benefits of an open space designation along the Ennis Creek corridor
and the beach east of the Creek, and he urged the Council's support of that designation.
Pam Johnson, Olympic Environmental Council, related that the OEC is a coalition of
environmental organizations working to ensure the cleanup of the Rayonier site and to
make sure it protects the environment and human health andmaximizes the potential
for redevelopment of the site. She felt there is an intersect between some of the
proposed Comprehensive Plan amendments and the cleanup process; she urged the
Council to fully understand that intersection before making any decisions on the
amendments. Ms. Johnson felt it important to understand that the cleanup process is
still in its early stage, and she explained that the Department of Ecology is preparing
a work plan to provide direction to Rayonier to do a remedial investigation of the site.
She then proceeded to explain the process that must be undertaken in that regard, after
which a Feasibility Study must be completed to address the cleanup options. The next
step then is the final cleanup plan. Ms. Johnson felt that any consideration of what may
or may not occur on the site is still quite a way off in the future. She added that a
determination must still be made as to what cleanup standard will be used for the site,
and the industrial designation would necessitate restrictions on future land use and
would be less protective of human health and the environment. Ms. Johnson felt the
City could adopt one amendment at this time, which would change the designation to
commercial and would result in a better cleanup plan that would better protect human
health and the environment. The change of the land use designation would not, to her
understanding, automatically change the zoning. Even if the City were to change the
designation to commercial, it would still have options for future land uses at this
waterfront site. If the designation is retained as industrial, it may not have a real effect
on the level of cleanup required. Ms. Johnson provided a letter to the Council that
included the relevant portions of the Washington Administrative Code that addresses
the criteria Rayonier must meet to be cleaned up to an industrial level. She discussed
various DOE standards that would be applied for future potential uses, and she advised
the Council that the Olympic Environmental Council urged the City to do everything
in its power to ensure that the site is cleaned up to levels that protect human health and
the environment. Further, she asked the Council to consider that land and water
adjacent to the site are being impacted now and will be impacted by final cleanup
decisions. She asked the Council to maximize the potential for future development at
the site by changing the land use designation to conmaercial.
Director Collins directed the Council's attention to a letter provided by Bill Harris,
Department of Ecology, addressing many of the same issues.
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CITY COUNCIL MEETING
June 1, 2004
Comprehensive Plan
Amendment - Proposed
Map and Policy Changes
(Cont'd)
Jack Anderson, Senior Environmental Engineer for Rayonier and Site Manager for the
investigation and remediation of the Rayonier site, indicated that Rayonier had
submitted two written documents, one of which was a statement addressing the
suggestions for keeping the mill site zoned industrial. The second was a map or
drawing suggesting that the filter plant area be changed to match the zoning and Comp
Plan designation for the area to the south. Regarding commentaries from the previous
speaker, he clarified that the upcoming report to be released is the result of the
investigation that has taken place that was inclusive of groundwater sampling,
ecological sampling, and soil sampling. Once that has evolved through Ecology, it will
then be submitted for public review, and a joint report to follow will identify the
expectation of what would be cleaned up at the site. Mr. Anderson noted that it had
been said by the previous speaker that contamination would continue to go off site if
the designation were to remain industrial, which was inaccurate, as the impact on
ground water, the harbor, and air emissions will remain the same regardless of the
designation. Mr. Anderson indicated that Rayonier's interest in retaining the industrial
designation is related to the speed with which the site could be investigated.
Modification to a commercial zone at this time would slow down the process, and
additional work would have to be accomplished. He suggested that the City wait until
a buyer becomes available and, once a site-specific plan is formulated by the future
owner and Rayonier and reviewed by Ecology, then the appropriate designation could
be determined. He noted that everyone would have a chance to review this matter once
again, but Rayonier would like the City to retain the current designation at this time.
Councilmember Munro, referencing the acreage that accommodates the water treatment
facility, questioned whether a change to commercial would be acceptable to Rayonier.
Mr. Anderson responded that Rayonier had, in fact, suggested that specific change.
Councilmember Munro complimentedRayonier for its cleanup efforts, and he inquired
as to the disruption to the cleanup process if the designation were changed in the Comp
Plan. Mr. Anderson responded that the process is fairly rigorous and requires public
review so, once the report has been distributed for public review, then Rayonier, DOE,
and the Elwha Tribe would formulate yet another report to suggest certain levels of
remediation. That report constitutes the feasibility study that then goes to the public
and other regulatory bodies for review, and that second report should come out early
next year. In further responding to Councilmember Munro, Mr. Anderson indicated
that a commercial designation would mean that the property must meet residential
standards, whether or not it is used for that purpose.
Councilmember Munro then asked what cleanup standards must be met if the City were
to create the open space designation at Ennis Creek, and Mr. Anderson felt that would
be a difficult issue. He indicated that Rayonier intended for restoration to be
accomplished by a new owner and the community, as Rayonier already addressed
remediation of the mouth of Ennis Creek. Councilmember Munro asked if restoration
of Ennis Creek must be accomplished at a restricted or unrestricted level, to which Mr.
Anderson replied that further study must be done. He added that a family type of
environment would require unrestricted cleanup, but the ecological aspect may require
another sampling program that could result in a two-year program.
Bob Vreeland, 3241 NE 105th, Seattle, advised the Council he was a retired fisheries
scientist with over 30 years training and experience. He felt it is wise to keep as many
options open as possible. It appeared to him that changing the Comprehensive Plan
designation of the entire Rayonier site to commercial would keep more options open
as opposed to leaving it as an industrial site. These options would not only apply to the
City, but to Rayonier as well, as it would expand the number of prospective buyers for
the site. Mr. Vreeland indicated he was no expert on cleanup costs and requirements,
but he encouraged the City Council members to visit the site and let their imaginations
envision the City in 10 - 40 years and what the Rayonier site could contribute to that
vision.
-8-
Comprehensive Plan
Amendment - Proposed
Map and Policy Changes
(Cont'd)
Break
2004 - 2010 Transportation
Improvement Program
(TIP) & Capital Facility
Plan (CFP)
OTHER
CONSIDERATIONS:
(Cont'd)
New View, Inc.,
Preliminary Subdivision -
Eckard Avenue and Porter
Street
CITY COUNCIL MEETING
June 1, 2004
Paul Lamoureux, 602 Whidby, asked about the water treatment facility on the Rayonier
site and, if the designation were changed, what impact would the designation have on
that specific area. He suggested the Council consider how any change to that area
might directly impact the City.
Kathe Smith, 607 E. 4th Street, spoke as a member of Soroptimist International Port
Angeles - Jet Set and thanked the Citizens Advisory Committee and the staff for
incorporating the Jet Set' s suggestions into the revisions of the Transportation Element
of the Comp Plan. She indicated the Jet Set supported those revisions as presented.
Betty Booher, 1821 W. 4th Street, indicated she was new to the area. After having
visited Crescent Beach and an area that was considered to be private property, she
spoke in support of the open space designation on the Rayonier property.
There was no further testimony offered at this time. At 8:20 p.m., Mayor Headrick
continued the public hearing to June 8, 2004.
Mayor Headrick recessed the meeting for a break at 8:20 p.m. The meeting reconvened
at 8:45 p.m.
2004- 2010 Transportation Improvement Program (TIP) & Capital Facility
Plan (CFP):
Mayor Headrick opened the public hearing at 8:45 p.m. Public Works & Utilities
Director Cutler suggested making a presentation on June 8th and continuing the public
hearing to June 8, 2004, as well.
Peter Ripley, 114 E. 6th, #102, advised the Council that he had reviewed the proposed
projects in the Capital Facility Plan, and he had prepared his own list of priorities:
Homeland Security Project, Fire Station Roof Repair, 8th Street Bridge Replacement
Project, and Downtown Parking and Street Improvement Project. He stressed the
importance of ADA curb cuts in conjunction with the street improvements.
There was no further testimony offered at this time. Therefore, Mayor Headrick
continued the public hearing to June 8, 2004.
2. New View, Inc., Preliminary Subdivision - Eckard Avenue and Porter Street:
Director Collins presented information relative to the preliminary subdivision of New
View, Inc., explaining the subdivision would be close to the Green Crow development,
with access to Porter and Mt. Angeles Road. He noted that the County provided no
comment in that the subdivision is smaller thanthat of the Green Crow development.
Director Collins added that the Planning Comrmssion had added a walkway on Porter
that would be four feet in width, but would not be a bike route. This area had been
subdivided some years ago, but the project never went forward.
Councilmember Pittis moved to concur with the Planning Commission to approve
the New View preliminary subdivision, citing Conditions 1 - 5, Findings 1 - 15,
and Conclusions A - G, as set forth in Exhibit "B", which is attached to and
becomes a part of these minutes. Councilmember Braun seconded the motion.
Councilmember Williams generated discussion with regard to the developments in that
area and whether there would be back-to-back streets. Director Collins believed Green
Crow originally planned to not put in Porter Street. With New View being developed
and Porter Street being improved, Green Crow is back to the drawing board and may
change its plans. Discussion followed, with Director Collins providing further
clarification. Councilmember Williams felt it is difficult to conduct long-range
planning when confronted with piecemeal developments. Councilmember Pittis noted
5301
-9-
5302
CITY COUNCIL MEETING
June 1, 2004
OTHER
CONSIDERATIONS:
(Cont'd)
New View, Inc.,
Preliminary Subdivision -
Eckard Avenue and Porter
Street (Cont'd)
Olympic View Estates
Planned Residential
Development and
Subdivision Preliminary
Plat (Phase I) - Lindberg
Road and Golf Course
Road
INFORMATION:
EXECUTIVE SESSION:
that the engineer for both developments was in the audience, and he could hear the
concerns about the layouts in the area; however, one of the compounding factors is
working with the BPA right-of-way. He felt some creativity may be necessary on the
east side of Porter. Councilmember Williams felt a walking trail could be planned up
Valley to the BPA right-of-way and down to Peabody to make the loop. Brief
discussion followed, after which a vote was taken on the motion and carried
unanimously.
Olympic View Estates Planned Residential Development and Subdivision
Preliminary Plat (Phase I) - Lindberg Road to Golf Course Road:
Director Collins presented information relative to Phase I of Olympic View Estates,
which involves 9.3 acres. Referencing a map on the overhead projector, he indicated
the property to the southwest constitutes Phase II. The private trail is located in the
area of the BPA powerline, and the project includes a private play area. The
development would involve 38 lots and is similar to that of the small lots for the
Highland Estates project, but it would primarily provide starter homes for younger
families instead of for seniors. Director Collins noted that the property is zoned RHD,
and a PRD allows for smaller lot design. Questions about sewer and street
improvements have been addressed, and the low impact development standards are
being applied to this development. He noted that one of the requirements of the PRD
is to protect view corridors, and some of the elements, such as the park, have yet to be
submitted. Director Collins indicated approval was being sought, conditioned on staff
review of the additional information to be submitted.
Councilmember Munro questioned the projected width of Golf Course Road in view
of the low impact development standards, and Deputy Director Kenworthy clarified
that Golf Course Road is presently about 18 o 20 feet wide. The road would be
widened to 24 feet. Discussion was generated by Councilmember Pittis as to Phase II
and the possibility that additional road improvements should be bonded. Director
Collins indicated that the City Engineer could make that determination prior to final
plat approval. Before proceeding, Councilmember Pittis wished to make it known that
he had provided volunteer work at the golf course and had encouraged a drainage plan
that would incorporate water from this specific area. Following further brief
discussion, Councilmember Rogers moved to concur with the recommendation of
the Planning Commission and give preliminary approval of the Olympic View
Estates Planned Residential Development and Subdivision preliminary plat, citing
Conditions 1 - 21, Findings 1 - 32, and Conclusions A - R, as set forth in Exhibit
"C", which is attached to and becomes a part of these minutes. Councilmember
Williams seconded the motion. Councilmember Munro inquired as to when the house
that was demolished might be removed from the property. Gary Schoessler, owner of
the property, responded that he had made arrangements for the septic and house to be
removed within 30 days or less. He added that staff was a pleasure to work with on this
project. A vote was taken on the motion, which carried unanimously.
Manager Quinn reminded the Council of the upcoming meetings scheduled for June 8
and June 9, as well as the AWC Conference on June 15. Discussion was held
concerning the special meeting set for June 9th relative to the pool renovation, and three
Councilmembers indicated they had a schedule conflict. It was, therefore, agreed to
reschedule the special meeting to Monday, June 14, at 4:00 p.m.
Councilmember Pittis reported he had attended the Senior Center volunteer
appreciation ceremony, and he offered kudos to the Senior Center staff.
Mayor Headrick advised the Council there was need for an Executive Session subject
to Subparagraph (i), RCW 42.30.110, to discuss with legal counsel representing the
agency matters relating to potential litigationto which the agency is likely to become
- 10-
EXECUTIVE SESSION:
(Cont'd)
RETURN TO OPEN
SESSION:
CONTINUATION OF
MEETING:
CITY COUNCIL MEETING
June 1, 2004
5303
a party, whenpublic knowledge regarding the discussion is likely to result in an adverse
legal or f'mancial consequence to the agency. Mayor Headrick projected the
approximate length to be less than one-half hour, and he indicated that action may be
taken. The meeting adjourned to Executive Session at 9:22 p.m. At 9:50 p.m., the
meeting was extended to 10:20 p.m. by announcement of the Mayor.
The Executive Session concluded at 10:20 p.m., and the Council reconvened in regular
open session.
The meeting was continued to Tuesday, June 8, 2004, 6:00 p.m.
'Richard A. He~fi[c~, ~yor BeCky J. Uptq Cit~ler-k - ~ -
-11-
Exhibit "A"
CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF THE GREEN CROW 5304
PRELIMINARY SUBDIVISION:
Conditions:
Sixty (60') foot of right-of-way shall be dedicated extending Rook Drive to Wabash Street.
At minimum, an improved surface along Rook Drive to a final width of 20 feet with ditches
and 4 feet all weather surface walkway shall be developed per the City's low impact
development standards. Wabash Street shall meet, at a minimum, the gravel street standard
from the north boundary of the plat. It' s full paved improvements shall be subject to bonding
at final plat. Due to the limitation of street width, streets and cul-de-sacs within the
subdivision must be posted for "no parking" as required per the City's low impact
development standards. In lieu of the required walkway along Mt. Angeles Road, a 4-foot
all weather surface walkway linking Mt. Angeles Road and Campbell Avenue along internal
street rights-of-way and through a public park shall be improved and dedicated to the City.
Fire hydrants shall be placed and spaced as required by the City's Fire Department to a
maximum 1000 feet of separation distance.
Electric utility service to the subdivision shall be underground, and the utility trench will be
made available for other utilities, i.e., telephone and telecable. Electric utility requirements
will be addressed after the preliminary plat is approved and when required data is provided:
load calculations, meter locations, and utility routes will be the driving factors to how
electrical service will serve the lots.
Prior to final plat approval, an 8 inch water main shall be extended looping the service at
Wabash Street disconnecting PUD service to the area. Construction shall be as required by
the Public Works and Utilities Department.
Storm drainage/detention/manholes are to be within city right-of-way or a 20-foot dedicated
utility easement. Detention shall be shown and calculations, treatment, and erosion control
plan maintenance covenant shall be provided.
An 8 inch sanitary sewer main shall be constructed within dedicated City right-of-way or
within a 20-foot dedicated utility easement where placement of the utility will be offset 5' of
centerline. Side sewer lateral connections are to be 6 inch PVC within City right-of-way.
Pressure treated posts (4" x 4") shall be placed at each end of lateral, marked "s/s" and buried
to a depth indicated on the post.
Stormwater improvement plans shall be submitted for approval per the City's Urban Services
Standards and Guidelines and installed prior to final plat approval. Installation may be
phased with the three phases proposed for final approval as proposed in the March 4, 2004,
application.
Building setback areas shall be identified on the final plat, and address numbers provided by
the City's Building Division shall be placed on the lots.
A public neighborhood park approved by the City's Parks and Recreation Director shall be
developed prior to issuance of building permits for structures in Phase III of the subdivision,
Conditions, findings, and Conclusions
Preliminary Green Crow Subdivision
dune 1, 2004
Page 2
subject to available City budget. A series of all weather surface walkways and/or trails shall
be developed by the applicants linking Mt. Angeles Road/Rook Drive/Campbell Avenue
prior to final plat approval.
10.
All conditions of Wetland Permit WP 04-01 shall be met prior to final plat approval or
development through the area identified as a wetland or its buffer.
Findings:
Preliminary approval is for a 43-unit subdivision submitted by Zenovic and Associates on
March 4, 2004, for Green Crow Timber identified as being in Blocks 6, 7, and a portion of
8, Beacon Hill Addition located east of Mt. Angeles Road south of Campbell Avenue. The
property is bounded by Campbell Avenue on the north, Rook Road on the south, Mt. Angeles
Road on the west, Wabash Street on the east, and White's Creek to the southeast. The
subject property is the south approximately 28 acre site of two adjacent properties owned by
Green Crow Timber.
Chapter 16.08 of the Port Angeles Municipal Code (PAMC) sets forth local requirements for
the approval of subdivisions and Section 16.08.050(B)(1) PAMC provides that the Planning
Commission shall examine the proposed plat, along with written recommendations of the
City Departments, and shall either approve or disapprove the submittal. A recommendation
thereon shall be forwarded to the City Council within a period of 90 days after a preliminary
plat has been submitted to the City Planning Department. The City Council shall either
approve or disapprove the proposed preliminary plat at a public meeting. Section 16.08
PAMC states that a final plat shall be submitted to the Community Development Department
within five years after City Council approval of the preliminary plat. Said preliminary
approval shall become void unless a final plat is submitted and approved by the City within
the five year period.
o
The Revised Code of Washington RCW 58.17 contains the State'S guidelines for the uniform
division of land within the State. Section 58.17.110 requires a city to inquire into the public
use and interest proposed to be served by the establishment of a subdivision and determine
if appropriate provisions are made for, but not limited to, the public health, safety, and
general welfare, for open spaces, drainage ways, streets or roads, alleys and other public
ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, and schools and shall consider all other relevant facts including sidewalks and
other planning features that assure safe walking conditions for students who only walk to and
from school and whether the public interest will be served by the subdivision. A proposed
subdivision shall not be approved unless the city can make written findings that these
provisions are made.
The site is zoned RS-9, Residential Single Family and is located at the south edge of the City
limits east of White's Creek. The RS-9 zone allows a density of up to 9 units per acre. The
preliminary drawing indicates that lots in the proposed subdivision will range from a
minimum 9,000 square feet to 31,190 square feet in area. The purpose of the City's RS-9,
Residential Single Family zone is a low density residential zone intended to create and
5305
Conditions, findings, and Conclusions
Preliminary Green Crow Subdivision
June 1, 2004
Page 3
preserve urban single family residential neighborhoods consisting of predominantly single
family homes on larger than standard Townsite-size lots. Uses that are compatible with and
functionally related to a single family residential environment may be located in this zone.
Because of land use impacts associated with nonresidential uses, few nonresidential uses are
allowed in this zone and then only conditionally. This zone provides for a variety in the
urban land use pattem for the City's single family residential neighborhoods, following a
curvilinear street system of non through public and private streets with irregularly shaped
lots, minimum 75-foot front lot lines, and 60-foot rights-of-way for collector arterial streets
in large rectangular blocks and usually located in outlying areas with large tracts of vacant
buildable land
o
The subject property is identified as Low Density Residential (LDR) on the Port Angeles
Comprehensive Plan land use map. The Comprehensive Plan requires concurrency at the
time of development for streets, water service, sanitary sewer service, and electrical service
(Capital Facilities Element Policy A.9) and should require concurrency at the time of
development for solid waste collection, stormwater management, telecommunications
service, and emergency service (Capital Facilities Element Policy A. 10). The proposal has
been reviewed with respect to the Comprehensive Plan and the following Comprehensive
Plan policies are relevant to the proposal: Growth Management Element Goal A; Land Use
Element Goal A, Policy A.2, Goal B, Policy B.1, B.2, B.3, and B.4, Goal C; Transportation
Element Goal A, Policy A.3, A.6, B.11, B.14, and B.18; Utilities and Public Services
Element Policy C.2; Capital Facilities Element Goal A, B, Policy B.1, B.3, B.4, B.5, B.6,
B.7, C.2, C.3, C.4, and C.5.
The subdivision is proposed in three phases: Phase I will consist of the development of Lots
1- 8 and 25-33; Phase 1I will consist of Lots 34 - 43 (northwest cul-de-sac); and Phase IH will
consist of Lots 14-24 (middle cul-de -sac). No timing is scheduled for Lots 9-13 at the
present but development of those lots is dependent on issues relative to the required wetland
buffer in that area.
°
The Port Angeles Public Works, Light, Parks, and Fire Departments reviewed the proposed
subdivision. Their comments and specific conditions have been incorporated in the
Department's recommendation. Water, power, garbage pickup, telecommunications, sewer,
and emergency services are available within acceptable standards to the site or will be
extended through conditions to the preliminary plat.
o
The site is currently served from Mt. Angeles Road which is a county road that meets City
low impact development standards in payment width but does not provide ditches and a
separated walkway to City standards. Rook Drive will be extended to loop to Wabash Street
and Campbell Avenue at some point depending on the need for a secondary or emergency
access route. Rook Drive would be developed to suburban residential standards that would
include a 20-foot improved asphalt surface with ditches and a 4-foot all weather surface
walkway per the City's low impact development standards. Rights-of-way dedication and
improvement for ditches and a walkway are required for the continued development of Rook
Drive.
5306
Conditions, findings, and Conclusions
Preliminary Green Crow Subdivision
June 1, 2004
Page 4
The City's low impact development standards for suburban areas were adopted in 2003 with
the understanding that subdivisions developed under the reduced standards would not allow
for on-street parking. Site development and design for residential lots developed under the
lower impact standards need to accommodate resident parking and visitor parking on-site.
Roadside ditches developed under low impact development standards should be kept free of
debris by adjacent property owners. Improvements for school walking routes in the vicinity
of the subdivision will be required with other street improvements.
10.
The proposal was reviewed with regard to the City's Subdivision Ordinance (Section 16.08
PAMC) which provides specific design standards expected of subdivisions within the City
The site is served by City water, sewer, telecommunication, solid waste, and emergency
services - police and fire. Open space consisting of a public neighborhood park and trail
system for recreation purposes is proposed. Streets will be developed to the City's low
impact development standards including ditches and a walkway separated from the traveled
street for pedestrian safety. Design standards state that street trees are a protection against
excessive heat and glare and enhance the attractiveness and value of abutting property.
Drainage plans must be prepared and approved by the Public Works Department prior to
development and shall include requirements of the wetland permit (WP 04-01) for the
proposed development of the eastern extension of Rook Drive and utilities through the buffer
area. Intrusion into the buffer for street and utility development will include an adequate
proposal for enhancement or buffer averaging of the wetland.
11.
Two environmentally sensitive areas exist on the site: a portion of White's Creek buffer is
found along the southeastern edge of the site bordering White's Creek, and an area along the
north to northeast portion of the site that crosses onto the adjacent property is noted as
containing a Type III wetland and its buffer that comprises nearly 10 acres of the site. Rook
Drive encroaches into the buffer in the northeast portion of the proposed subdivision and into
the rear yards of proposed Lots 9, 13, and 14 - 18. A wetland permit must be obtained in
order to develop Rook Drive north to Lots 9 - 13 and for work within the buffer area for the
installation of utilities Rook Drive. Without wetland permit approval, the preliminary layout
as proposed may not be allowed, and that area of the subdivision and utility corridor will
need to be redesigned. Sewer to serve the area extends along the BPA powerline easement
south to Rook Dirve. The site is not listed on the Federal Emergency Management Act
(FEMA) maps which denote those areas that are within 100-year flood areas.
12.
The owner of a construction site which disturbs a total of five acres or more of land area that
has a discharge of stormwater to a surface water or storm sewer system must apply to the
State Department of Ecology for a General Permit for Stormwater Discharge Associated with
Construction Activities.
13.
Building permits are required for all structures within the subdivision. All local building and
Fire Codes shall be complied with during construction.
14.
The Port Angeles School District has been notified of the development to allow them to plan
for needed public school facilities and routes. School busses travel along Mt. Angeles Road
to Franklin School. Peninsula College is located approximately ½ mile north and east of the
site.
5307
Conditions. findings, and Conclusions
Preliminary Green Crow Subdivision
dune 1, 2004
Page 5
5308
15.
The City's Parks Department responded that they are aware of the preliminary proposal and
do not believe the level of service for the area will be hampered as a result of the
development. The City's LOS for parks and recreational services is 1/3 acre for 1,000
population. The applicant is proposing to add a minimum 2 acre public neighborhood park
for the subdivision and a planned residential development on the north property adjacent to
the site owned by the proponents. Walking trails around the environmentally sensitive areas
may be counted as open space.
16.
The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance for the preliminary subdivision on May 6, 2004, therefore satisfying the
City's responsibility under the Act.
17.
The Planning Commission's decision is a recommendation to the City Council. The
Commission acts as the City's hearing body for preliminary subdivision approval. Reports
are advisory only to ensure conformance of the proposed subdivision to the general purposes
of the City's Comprehensive Plan and to planning standards and specifications adopted by
the City.
18.
Property owners within 300 feet of the proposed subdivision were mailed notice of the
proposal on March 10, 2004. The property was posted on March 12, 2004, and publication
appeared in the Peninsula Daily News on March 14, 2004. Written comments regarding
traffic concerns on Mt. Angeles Road were received by three neighbors as a result of the
public notification.
Conclusions:
As conditioned, the proposed subdivision is consistent with the Port Angeles Comprehensive
Plan, specifically Growth Management Element Goal A; Land Use Element Goal A, Policy
A.2, Goal B, Policy B.1, B.2, B.3, and B.4, Goal C; Transportation Element Goal A, Policy
A.3, A.6, B.11, B.14, and B.18; Utilities and Public Services Element Policy C.2; Capital
Facilities Element Goal A, B, Policy B.1, B.3, B.4, B.5, B.6, B.7, C.2, C.3, C.4, and C.5..
Bo
As conditioned, the proposed subdivision is consistent with the Port Angeles Zoning Code
(Title 17 PAMC), and Section 15.24 (Wetlands) of the Port Angeles Municipal Code.
Conditions imposed by Wetland Permit WP 04-01 are necessary to mitigate the direct
impacts of the project on the adjacent wetland and buffer and are roughly proportionate to
those impacts per Section 15.24 PAMC.
Co
As conditioned, the proposal is consistent with the Port Angeles Subdivision Ordinance,
Chapter 16.08 PAMC, and Chapter 58.17 RCW of the Washington State Subdivision Act.
Appropriate provisions have been made in the proposed subdivision application for the
public health, safety and general welfare, open spaces, playground/recreation, drainage ways,
streets, potable water supplies, sanitary wastes, schools, and school walking routes.
Conditions, findings, and Conclusions
Preliminary Green Crow Subdivision
June 1, 2004
Page 6
5309
Eo
Based on the City Engineer's determination, Mt. Angeles Road satisfies the City's low
impact development standards for a fully improved street with an alternate provision for the
required walkway. In response to the comments of the County Road Engineering
Department, the City is willing to assume maintenance of South Mt. Angeles Road from
Bent Cedars Way north to the City limits. In lieu of the required walkway along Mt. Angeles
Road, a 4-foot all weather surface walkway linking Mt. Angeles Road and Campbell Avenue
along internal street rights-of-way and through a public park will be improved and dedicated
to the City. This internal public walkway will provide public access for pedestrians traveling
north and south from the intersection of Rook Drive and Mt. Angeles Road as well as more
safety for a school walking route to Franklin Elementary School and Peninsula College.
As conditioned, signage informing residents and visitors as to the prohibition of on-street
parking will ensure that interior streets remain passable for public safety situations where on-
street parking could prevent access for emergency vehicles and create sight distance safety
issues.
Go
Clearing and grading activities will require handling of the existing drainage and future
stormwater from the site as a result of development through the subdivision process. A
wetland permit will determine the disturbance of the existing wetland area and may require
enhanced buffering in the event the existing buffer is to be altered.
As conditioned, the public interest is served in the platting of this subdivision as articulated
in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. Furthermore, the
subdivision provides for development of new homes within the City of Port Angeles
consistent with the Growth Management Act.
Adopted by the Port Angeles City Council at its meeting of June 1, 2004.
Richard Headrick, Mayor
B"~ecky J. 'U~r~ C~y Clerk F'- -- --
T:~FORM S~&Cgreencrow.wpd
Exhibit "B"
5310
CONDITIONS, FINDINGS AND CONCLUSIONS IN SUPPORT OF THE PRELIMINARY NEW
VIEW SUBDIVISION:
Conditions:
Address numbers shall be identified and placed on the final plat as provided by the City
Public Works and Utilities Department.
Fire hydrants shall be placed and spaced as required by the City's Fire Department to a
maximum 1000' of separation distance.
Electric utility service to the subdivision shall be underground and the utility trench will be
made available for other utilities, i.e., telephone and telecable. Electric utility requirements
will be addressed after the preliminary plat is approved and when required data is provided:
load calculations, meter locations, and utility routes will be the driving factors to how
electrical service will serve the lots.
Prior to final plat approval, all public improvements shall be installed in accordance with the
City's Urban Service Standards and Guidelines including an 8 inch water service along the
northern portion of Eckard Avenue right-of-way and the western portion of the Porter Street
right-of-way. Storm drainage/detention manholes are to be within City right-of-way or within
a 20' dedicated utility easement. A detention, treatment, and erosion control plan is required.
An 8" sanitary sewer main shall be constructed within dedicated City right-of-way or within
a 20' dedicated utility easement where placement of the utility will be offset 5' of centerline.
Side sewer lateral connections are to be 6" PVC within City right-of-way. Pressure treated
posts (4" x 4") shall be placed at each end of lateral, marked "s/s" and buried to a depth
indicated on the post.
Street design and development shall be per City suburban street standards with 60' rights-of-
way for Eckard Avenue and Porter Street and 20' for an alley along the south side of the
subdivision. Driveway culverts will be restricted to 30' in length. An 8' walking path is
required along Porter Street because the street is a designated school walking route. Streets
shall be dedicated to the City through the subdivision process. "No parking" signs shall be
placed along Eckard Avenue and Porter Street if the streets are developed to the City's low
impact development standards.
Findings:
The preliminary subdivision application was submitted on March 6, 2004, by Zenovic and
Associates for Jeff Priest. The property is owned by Norman Rockford and Janice Andrew
who are selling the site to Mr. Priest and who provided written authorization for the
preliminary subdivision application to be submitted. The final plat will be entitled New
View Subdivision
The proposal is to subdivide a 4.59 acre parcel of land into 15 residential lots in the RS-9,
Residential Single Family zone. The preliminary drawing indicates that lots in the proposed
subdivision will range from a minimum 9,027 square feet to 9,626 square feet in area.
New View Prelim~arySubdiv~n
Condition& Findings, and Conclusions
Junel, 2004
Page 2
5311
o
The proposed site is located east of Mt. Angeles Road between Campbell Avenue and
undeveloped Eckard Avenue and is legally described as being Lots 1 - 11 in Block 8, and
Lots 17-32 Block 5, Illinois Addition. The area is located approximately ½ mile from the
City's southern limits.
The site is currently accessed from Campbell Avenue via unimproved Porter Street, however,
the applicant is proposing to establish Eckard Avenue extending from Porter Street west
connecting to Mt. Angeles Road, which is a cityroad in this location, during construction for
the subdivision lots. Eckard Avenue was originally platted to access Mt. Angeles Road but
has never been opened. Both Porter Street and Eckard Avenue must be improved and
rededicated through the subdivision process.
Properties west, south, and north of the site are zoned RS-9, Residential Single Family.
Property northeast along Campbell Avenue is zoned RHD, Residential High Density with
property directly east and southeast zoned RS-9. White's Creek is located in a meandering
north to northeast line approximately 1/4 mile east of the adjacent property.
o
The RS-9 zone allows a density of up to 9 units per acre and is a low density residential zone
intended to create and preserve urban single family residential neighborhoods consisting of
predominantly single family homes on larger than standard Townsite-size lots. Uses that are
compatible with and functionally related to a single family residential environment may be
located in this zone. This zone provides for a variety in the urban land use pattern for the
City's single family residential neighborhoods, following a curvilinear street system of non
through public and private streets with irregularly shaped lots, minimum 75-foot front lot
lines, and 60-foot rights-of-way for collector arterial streets in large rectangular blocks and
usually located in outlying areas with large tracts of vacant buildable land.
Chapter 16.08 of the Port Angeles Municipal Code provides standards for development of
subdivisions within the City. Conditions may be added to a preliminary subdivision approval
that will ensure compliance with the development standards of Chapter 16.08 PAMC.
Section 16.08.050(B)(1 ) PAMC provides that the Planning Commission shall examine the
proposed plat at a public hearing along with written recommendations of reviewing
departments and agencies with jurisdiction, and shall forward a recommendation to the City
Council that will act on the proposal within a period of 90 days following submittal of the
preliminary application to the City Department of Community Development. The City
Council shall either approve or disapprove the proposed preliminary plat at a public meeting.
The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uniform
division of land within the State of Washington. Section 58.17.110 requires a city to inquire
into the public use and interest proposed to be served by the establishment ora subdivision.
It shall determine if appropriate provisions are made for, but not limited to, the public health,
safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other
public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, and schools, and shall consider all other relevant facts including sidewalks and
other planning features that assure safe walking conditions for students who only walk to and
from school and whether the public interest will be served by the subdivision. A proposed
New I~iew Preliminary Subdivision
Conditions, Findings, and Conclusions
June 1, 2004
Page 3
subdivision shall not be approved unless the city can make written findings that these
provisions are made.
The proposed preliminary plat was reviewed by the City's Fire, Public Works, Parks and
Recreation, and Community Development Departments, and the Clallam County Road
Department. Comments have been included in review of the proposed subdivision and
resulting conditions should address any concerns or issues that were raised by reviewers.
The site will be served by City water, power, sewer, solid waste, and emergency services -
Police and Fire. Porter Street will be improved to the City's low impact development
standards which will include an 8' pedestrian walking path due to its identification as a
school walking ronte. Eckard Avenue will also be improved to the City's low impact
development standards including a 4' pedestrian walking path and will connect to Mt.
Angeles Road which will provide a more direct egress route from the area rather than
funneling all traffic to Campbell Avenue.
10.
Public notice of the subdivision application was mailed to property owners within 300 feet
of the proposed subdivision on March 19, 2004, posted on-site March 22, 2004, and
published in the Peninsula Daily News on March 24, 2004. No written comments were
received as a result of the public notification.
11.
The subject property is identified as Low Density Residential (LDR) on the Port Angeles
Comprehensive Plan Land Use Map .The City's Comprehensive Plan (Land Use Element
Goal B) states the intention to have a community where residential development and use of
the land are done in a manner that is compatible with the environment, the characteristics of
the use and the users, and the desired urban design of the City. The Comprehensive Plan
requires concurrency at the time of development for streets, water service, sanitary sewer
service, and electrical service (Capital Facilities Element Policy A.9) and should require
concurrency at the time of development for solid waste collection, stormwater management,
telecommunications service, and emergency service (Capital Facilities Element Policy A. 10).
The proposal has been reviewed with respect to the Comprehensive Plan and the following
Comprehensive Plan policies are relevant to the proposal: Growth Management Element
Goal A; Land Use Element Goal A, Policy A.2, Goal B, Policy B. 1, and B.2; Transportation
Element Policies B. 14 and B. 18; Utilities and Public Services Element Policies C.2 and D.2;
Capital Facilities Element Goal A, Policies A.9 and A. 10, and Goal B.
12.
The Port Angeles School District currently serves the area. Franklin Elementary School and
Peninsula Community College are located in the area. The School District has indicated that
at the present time, school capacity is not an issue with the present trend in declining
enrollments.
13.
The site is currently served by the City's Police, Fire, and Public Works and Utilities
Departments.
14.
Building permits will be required for all structures on any approved building lots. All local
Building and Fire Codes will apply to any new construction on the subject property.
5312
New View Preliminary Subdivision
Conditions, Findings, and Conclusions
June 1, 2004
Page 4
5313
15.
The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance for the proposal on May 6, 2004, satisfying the City's SEPA responsibility.
Conclusions:
mo
The conditions of the subdivision are required by the City's Subdivision Ordinance and
are necessary to implement the goals and policies of the City's Comprehensive Plan.
All required utility improvements including potable water, sanitary waste, electrical, and
refuse collection have been provided to the subdivision or are available in the area. Storm
drainage, electrical, and telecommunications improvements are the only street and utility
requirements which have not been installed per the City's Urban Services Standards and
Guidelines but will be provided by the developer.
A play area has not been required because the subdivision falls below the 30-lot threshold
policy for the requirement of new recreation areas set by the City.
Do
As conditioned, the preliminary plat is consistent with the Comprehensive Plan,
specifically with Growth Management Element Goal A; Land Use Element Goal B, and
Policies B. 1, and B.2; Transportation Element Policies B. 14 and B. 18; Utilities and Public
Services Element Policy D. 1 and D.2; Capital Facilities Element Goals A and B, and Policy
A.9, and with the Zoning Code, Section 17.11 PAMC.
Uo
As conditioned, the preliminary plat is in conformance with the Port Angeles Subdivision
Ordinance, Chapter 16.08 PAMC, and the Washington State Subdivision Act, Chapter 58.17
RCW.
Fo
As conditioned and proposed, appropriate provisions have been made for the public health,
safety and general welfare and for such open spaces, drainage ways, streets or roads, alleys,
other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, schools and school grounds, sidewalks and other planning features that assure
safe walking conditions for students who only walk to and from school.
As conditioned, the public interest is served in the platting of this subdivision as articulated
in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. The subdivision
provides for development of new homes within the City of Port Angeles consistent with the
Growth Management Act and is therefore beneficial to the City's tax base.
tved by the,~Po/~g~ City~ouncil ~ its meeting of June 1,
Ri[hard Headrick, Mayor
2004.
Becky J. l_}pt~, Qi~ Cl~rk /-- - --
Exhibit "C"
5314
CONDITIONS, FINDINGS, AND CONCLUSIONS IN SUPPORT OF OLYMPIC VIEW
ESTATES PLANNED RESIDENTIAL DEVELOPMENT AND SUBDIVISION PRELIMINARY
APPROVAL
Conditions:
o
o
o
11.
12.
13.
14.
The final plat shall show the building front lot lines drawn where the lots equal or exceed 50
feet in width; Lots 7 and 16 may need reconfiguration. All external building line setbacks
shall met RHD Zone requirements. All lot lines (solid lines) and building setback lines
(dashed lines) shall be accurately dimensioned on the final plat.
All lots shall be configured to have a minimum lot size of 3,500 square feet or greater.
All necessary on-site easements for access, drainage, and utilities shall be shown on the
final plat.
The stormwater drainage improvements shall be installed or bonded per the City's Urban
Services Standards and Guidelines and consistent with the Washington Department offish
and Wildlife hydraulics permit application requirements and the Department of Ecology
NPDES permit requirements. The drainage plan for on-site and off-site facilities shall be
approved by the City Engineer.
One or more of the community areas shown on the preliminary plat shall be designed as a
children's play area similar to the new play structure at Crown Park prior to final plat
approval and shall be installed prior to the issuance of any building permits. The final plat
shall provide for a minimum of 15% (1.4 acres) of common usable recreational facilities and
a minimum of 30% (2.8 acres) for common usable open space including land dedicated to
recreational facilities per PAMC Sections 17.19.011 and 17.19.050.
All exterior and interior streets shall be posted for no parking, and adequate provisions for
two off-street parking spaces shall be made on-site for each lot, in addition to any parking
provided elsewhere on the site.
Electrical, telecommunications, and street lighting shall be installed or bonded per the Light
Division standards. Electric utility service shall be underground.
No more than 38 dwelling units may be connected to the City's water and sewer systems
without review and approval by the City Engineer demonstrating adequate system capacities
and compliance with ULID 215.
Address numbers shall be identified and placed on the final plat as provided by the City.
The final PRD shall provide for continuous and perpetual maintenance of common open
space, common recreation facilities, private roads, utilities and utility easements, common
parking areas, and other similar development within the boundaries of the PRD in form and
manner acceptable to the City.
The final PRD and plat approval shall provide conditions, covenants, and restrictions that
will preserve scenic view corridors, both internal and external to the site, in coordination
with the proposed one-story, split-level, and two-story model home designs to create a
residential environment of higher quality than traditional lot-by-lot development.
Fire hydrants shall be placed per the project narrative included in the application. The three
hydrants shall be located at: the intersection of Golf Course and Lindberg, at the northeast
comer on Lindberg Road and the last midway between the entrances on the internal road.
Twenty (20) feet of clear width shall be required for fire department access.
The fire sprinkler system as required by the Fire Department shall be a condition of any new
residential building permit. Wording shall be placed on the final plat and recorded with the
Conditions, Findings, and Conclusions
Olympic View Estates PRD
Page 2
5315
County Auditor upon filing of the final subdivision indicating that all residences shall be
fitted with residential sprinkler systems prior to occupancy.
15. ULID 215 Assessments and sewer connection charges shall apply to this project (date of
formation of ULID 215 connection charge was in November 1999).
16. Proposed 8" water line shall be provided per as shown, with Fire Hydrant installation at NE
Comer of Lindberg Rd. and in the middle of the internal roadway per City Urban Standards.
17. Proposed 8" sanitary sewer shall be provided as shown per City Urban Standards, and line
size and detention calculations for proposed storm drain shall be required.
18. Utility easements are appropriately identified on the preliminary plat map as well as an
access easement to properties located to the south of the subject site, and the easements shall
be legally described for the final approval of the PRD and Subdivision.
19. Proposed roadway construction, internal roadway inverted crown for drainage, Lindberg
Road construction shall be to 20 foot paved width. Golf Course Road construction shall be
to 24 foot paved width. Roadway construction shall be per City Urban Standards with
ditches and walkways.
20. Street trees shall be provided on the frontages of Lindberg and Golf Course Roads per City
approval.
21. The legal description of the subject property in the first phase of the PRD shall be provided.
Findings:
o
°
An initial planned residential development site plan was received by the City on December
12, 2003. Following a pre-application meeting on January 13, 2004, and a PRD application
was submitted on March 8, 2004. Following a request for additional information, a revised
site plan was submitted on March 22, 2004, and elevations and floor plans were submitted
on March 30, 2004. The Olympic View Estates application was determined to be complete
on March 31, 2004. The revised preliminary plat drawing for Olympic View Estates shows
a 38 lot subdivision proposal. Six lots access from Lindberg Road, and three lots access
from Golf Course Road. The remaining 29 lots access via private streets interior to the
subdivision. A second revised preliminary plat drawing was submitted on May 5, 2004,
which is the plat of record for City action.
The preliminary plat would subdivide the approximately 9.3 acres of land into 38 residential
building lots, ranging from 3,526 to 5,568 square feet with most lots between 3,900 to 4,500
square feet in size (see Attachment B for the preliminary plat). Reconfiguration of the
smallest lot was done to bring all the lots up to a minimum of 3,500 square feet. All of the
lots are planned for single family residences. While the proposed subdivision does not
conforms to all preliminary plat requirements, smaller lot size and private street access are
permissible through City approval of a site specific planned residential development per
PAMC Chapter 17.19.
The small lots though permissible in aplanned residential development are subject to overall
density limitation, which in this case does not come into the analysis for a single family
development because of the high density allowance under the RHD Zone. The overall
density of the first phase of the Olympic View Estates PRD is 4.1 units/acre.
Port Angeles Municipal Code (PAMC) Chapter 17.19 sets forth the City's requirements for
the approval of planned residential developments, and PAMC Chapter 16.08 sets forth the
City's requirements for the approval of subdivisions.
Conditions, Findings, and Conclusions
Olympic View Estates PRD
Page 3
5316
o
10.
11.
The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uniform
division of land within the State of Washington. Section 58.17.110 requires a city to inquire
into the public use and interest proposed to be served by the establishment ora subdivision.
It shall determine if appropriate provisions are made for, but not limited to, the public health,
safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other
public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, schools and schoolgrounds, and shall consider all other relevant facts including
sidewalks and other planning features that assure safe walking conditions for students who
only walk to and from school and whether the public interest will be served by the
subdivision. A proposed subdivision shall not be approved unless the city can make written
findings that these provisions are made.
The purpose of a planned residential development (PRD) is set forth in Section 17.19.010
as follows:
This Overlay Zone is to provide alternative zoning regulations which permit and
encourage design flexibility, conservation and protection of natural amenities and
critical areas, and innovation in residential developments to those regulations found
in the underlying zone. It is intended that a Planned Residential Development will
result in a residential environment of higher quality than traditional lot-by-lot
development by use of a design process which includes within the site design all the
components of a residential neighborhood, such as open space, circulation, building
types, and natural features, in a manner consistent with the public health, safety, and
welfare...
Section 16.08.050(B)(1) PAMC provides that the Planning Commission shall examine the
proposed plat, along with written recommendations of the City Departments, and shall either
approve or disapprove the submittal. A recommendation thereon shall be forwarded to the
City Council within a period of 90 days after a preliminary plat has been submitted to the
City Planning Department. The City Council shall either approve or disapprove the proposed
preliminary plat at a public meeting.
The PRD and Subdivision preliminary plat applications were determined to be complete on
March 31, 2004. The City Council must act on the PRD and preliminary subdivision by its
June 15, 2004, meeting to be within the 90-day time limit set by RCW 58.17.140. The
applicant may consent to a 21-day extension to the 90-day time limit.
The proposed 15 acre Olympic View Estates Planned Residential Development (PRD) and
Subdivision site is located on the south side of Lindberg Road and east of Golf Course Road.
The current application (see Attachment B) includes only the first phase (approximately 9.3
acre) of the proposed development, which is divided east-west by the Bonneville Power
Administration (BPA) main transmission lines. With the exception of a parking lot and
common usable open space, the first phase development provides for subdivision of the
northern portion of the subject site into 38 lots designed for small-lot single family
residences.
The site slopes from south to north with some steep slopes on the southern portion of the site
and relatively flat ground on the northern portion of the site from the BPA easement to
Lindberg Road.
The preliminary plat application includes a drawing dated received March 22, 2004, and a
revised drawing received May 5, 2004, prepared for the applicant Gary Schoessler by
Northwest Territories, Inc., provided in Attachments A and B, and used as the basis of the
Conditions, Findings, and Conclusions
Olympic View Estates PRD
Page 4
5317
12.
13.
14.
15.
16.
17.
18.
19.
preliminary plat review. The final plat will be entitled Olympic View Estates Planned
Residential Development and Subdivision Phase I.
The site is served by Golf Course Road and Lindberg Road, which do not meet City
standards south of Melody Lane. Access from Lindberg Road to several properties and
single family residences located to the south crosses the subject site near its eastern property
line.
Utilities are provided to the site, which is subject to residential unit charges under Utility
Local Improvement District (ULID) 215. Sewer capacity between the Golf Course Road area
and the Wastewater Treatment Plant has limitations, and a study has determined that the
proposed hookups for 38 dwelling units can be accommodated within the existing capacity.
The proposal has been reviewed with respect to the Comprehensive Plan, Zoning Code, and
Subdivision Ordinance. The Comprehensive Plan land use designations for the site is High
Density Residential (HDR). The approximately 9.3 acre property in the first phase of the
PRD was rezoned to RHD Residential High Density several years ago and is situated across
Lindberg Road from Peninsula Golf Course, which is zoned PBP Public Buildings and Parks
due to its open space characteristics. Other surrounding properties, including the second
phase of the PRD, are zoned RS-9 Residential Single Family and either are developed with
low density residential uses or are undeveloped.
The proposed planned residential development and subdivision preliminary plat were
reviewed by the City's Fire, Public Works, Parks and Recreation, and Community
Development Departments.
The proposed Olympic View Estates PRD and Subdivision is outside of the Fire Department
four minute response area. According to PAMC 18.08.110 - Fire Suppression Requirements,
each single family residence and duplex within a new subdivision outside the four minute
response time shall be equipped with a residential sprinkler system that is installed and
maintained in accordance with Uniform Fire Code (UFC) and National Fire Protection
Association (NFPA) standards, provided that such subdivisions shall be allowed to have the
following reduced standards for cul-de-sac size and fire hydrant spacing:
1. cul-de-sac diameter measured from curb to curb may be reduced from the
normal 100 feet standard to either 90 feet or, if the cul-de-sac is restricted and
posted for no parking, to 80 feet; and
2. distance between fire hydrants may be increased from the normal standard of
500 feet average spacing between hydrants to not more than 1,000 feet.
Public notice of the PRD and subdivision application was published on April 13, 2004, and
posted on the site and mailed to property owners within 300 feet of the proposed subdivision
on April 8, 2004. The Department of Community Development received two public
comment letters, which are provided in Attachment D. The letters were from the Bonneville
Power Administration and Peninsula Golf Club, Inc.
The electro-magnetic force (EMF) impacts of the BPA transmission lines have not been
reviewed, since they are not under the jurisdiction of the City. Bonneville Power
Administration's comments address their responsibility to protect public safety.
The subject property is identified as High Density Residential (HDR) on the Port Angeles
Comprehensive Plan Land Use Map. The following Comprehensive Plan policies are found
to be most relevant to the proposal: Growth Management Element Goal A; Land Use
Element Goal A, Policy A.2, Goal B, Policies B. 1-B.4, Goal I, Policies I. 1-1.4, Objective I. 1;
Transportation Element Goal A, Policies A.3 and A.6; Utilities and Public Services Element
Conditions, Findings, and Conclusions
Olympic View Estates PRD
Page 5
5318
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
Policy D. 1; Housing Element Goal A; Conservation Element Goal A, Policies A. 1 -A.3, Goal
B, Policies B.1-B.6, B.8, B.16, Objectives B.3-B.4; Capital Facilities Element Goal A,
Policies A.2, A.9-A. 11, Goal B, Policies B.6-B.7, Goal C, Policies C.3- C.4.
The Comprehensive Plan requires concurrency for streets, water service, sanitary sewer
service, and electrical service (Capital Facilities Element Policy A.9).
The Comprehensive Plan recommends concurrency for solid waste collection, stormwater
management, telecommunications service, and emergency services (police, fire and
emergency medical response) (Capital Facilities Element Policy A. 10).
The City's Comprehensive Plan (Land Use Element Goal B) states the intention to have a
community where residential development and use of the land are done in a manner that is
compatible with the environment, the characteristics of the use and the users, and the desired
urban design of the City. A planned residential development is one of the innovative
techniques the City has to achieve implementation of Open Space and Conservation policies
and the desired urban design of the City.
The proposal meets the minimum site size for a planned residential development, and only
single family homes, which are permitted uses in the RHD Zone, are proposed.
The subject property in the first phase of the Olympic View Estates PRD and Subdivision
is identified by the Port Angeles Zoning Map as RHD Residential High Density, which
allows a density of up to 43 units per acre. The revised preliminary plat drawing dated May
5, 2004, indicates that each lot in the proposed subdivision will be at least 3,500 square feet
in size and that the size of most of the 38 lots is between 3,900 and 4,500 square feet.
The subject site has views across Peninsula Golf Course and back toward the mountains but
is constrained by the BPA transmission lines. The small lot and PRD housing model designs
are priced to be modest in costs for new single family homes, providing starter homes for
new families and other first time home buyers. This small lot housing design is still rather
unique to the City and provides another opportunity similar to Highland Estates, a senior
housing development off Golf Course Road and Lauridsen Boulevard several blocks to the
northwest.
All required utility improvements including potable water, sanitary waste, electrical, and
refuse collection have been provided to the subject site or are available in the area.
The Port Angeles School District currently serves the area, and school capacity is not an
issue with the present trend in declining enrollments.
There are no designated school walking routes in the vicinity, although separated walkways
are provided along Lindberg and Golf Course Roads per the low impact development
standards.
The site is currently served by the City's Police, Fire, and Public Works Departments.
Building permits are required for all structures on any approved building lots. All local
Building and Fire Codes apply to any new construction on the subject property.
Clearing and grading permits are required for any initial site development on sites greater
than one acre in size.
The City's State Environmental Policy Act (SEPA) Official issued a Determination of
Nonsignificance (DNS #1065) on May 7, 2004, satisfying the City's SEPA responsibility.
Conditions, Findings, and Conclusions
Olympic View Estates PRD
Page 6
5319
Conclusions:
mo
The conditions of the Olympic View Estates PRD and Subdivision are consistent with the
Zoning Code, required by the Subdivision Ordinance, and necessary to implement the
Comprehensive Plan.
As conditioned, all the necessary public improvements will be installed per the City Urban
Services Standards and Guidelines.
As conditioned, the configuration of the proposed subdivision lots and street layouts conform
to the desired urban design of the City for the residential developments in outlying areas
where there is no grid street pattern and low impact development standards are allowed. The
curvilinear private streets and cul-de-sac with a 25 foot paved surface and no parking along
the streets reduce stormwater runoff and still provide adequate access for each residential lot.
As conditioned, the utility services will be provided consistent with the Urban Services
Standards and Guidelines and the Capital Facilities Element of the Comprehensive Plan level
of service standards. Analysis of downstream sanitary sewer capacityhas been provided that
indicates no capacity improvements are needed for the additional 38 units of Olympic View
Estates PRD.
Because the City does not have any neighborhood parks or playfields in the vicinity and the
subdivision will have more than 30 new home sites, one or more of the community areas
shown in the planned residential development and subdivision preliminary plat should be
designed as a children's play area similar to the new play structure at Crown Park.
The small lots proposed for the Olympic View Estates PRD and Subdivision are desired for
several reasons: 1) the geographical and BPA easement constraints on the site, 2) recovering
City costs for ULID 215, 3) the mixed types of housing already located in the zone and
vicinity, 4) the provision of affordable homes for new families and other first time home
buyers, and 5) the lots satisfy the desired urban design of the City, except for their small size,
which fits the density requirements of the RHD Zone and the PRD Overlay Zone.
This is not the basic urban land use pattern for the City's higher density multi-family
residential neighborhoods. The density is much more like a single family residential
neighborhood, and the street and block system is more like outlying areas, which are largely
undeveloped. However, it is not atypical for this zone and vicinity where another small lot,
single family subdivision in the RHD Zone exists nearby. While it does not meet the high
density purposes of the RHD Zone, it does provide for a higher density single family
development with surrounding open spaces consistent with the PRD Overlay Zone.
The Olympic View Estates PRD and Subdivision provide an alternative residential
development design to the basic single family residential neighborhood and the basic multi-
family residential neighborhood in a manner that is affordable as starter homes for new
families and other first time home buyers. Conditions are recommended that would satisfy
the PRD standards that are not included in the proposal plans.
As conditioned, the Olympic View Estates PRD Phase I and Subdivision preliminary plat
is consistent with the Comprehensive Plan and Zoning Code.
As conditioned, the Olympic View Estates PRD Phase I and Subdivision preliminary plat
is in conformance with the Port Angeles Subdivision Ordinance, Chapter 16.08 PAMC, and
the Washington State Subdivision Act, Chapter 58.17 RCW.
As conditioned, appropriate provisions have been made for the public health, safety and
general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public
Conditions, Findings, and Conclusions
Olympic View Estates PRD
Page 7
5320
Mo
Po
Ro
ways, transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, schools and school grounds, sidewalks and other planning features that assure
safe walking conditions for students who only walk to and from school.
As conditioned, the public interest is served in the preliminary approval of planned
residential development and platting of the subdivision as articulated in the City's
Comprehensive Plan, Zoning Code, and Subdivision, Ordinance. The subdivision provides
for development of new homes within the City of Port Angeles consistent with the Growth
Management Act and beneficial to the City's tax base. The Olympic View Estates PRD and
Subdivision will recover funds expended by the City for support ofULID 215 in the amount
of $7,101.36 per connection for 29 lots in addition to the 9 lots originally charged unit
connections.
The final drainage plan must be approved by the City Engineer, and the City's stormwater
drainage standards will require that the proposed development not impact downstream
properties anymore than pre-development conditions as requested by Peninsula Golf Course.
The drainage and erosion control plans also are subject to the Department of Ecology
NPDES permit.
The project engineer is working with the Bonneville Power Administration, and BPA's
comments reflect the expectation that the residential uses will be compatible.
The site open space areas, except for the play area between Lots 16 and 17, are separated
from the residential lots by the presence of the BPA transmission lines. Electro-magnetic
force (EMF) fields are not regulated by local jurisdictions, and, therefore, the EMF
environmental impacts have not been analyzed in this review. The site design minimizes the
interaction of residential uses and power line effects and preserves the remote southern
portion of the site for open space purposes. BPA representatives have reviewed the proposed
PRD and, in particular, the parking lot, drainage pond, and private street located within the
BPA easement. Further review of final plans will be subject to BPA's actions as the
dominant easement holder for the protection of public safety.
The Olympic View Estates proposal must be conditioned to meet the 30% common usable
open space requirements ofPAMC 17.19.050. Available open space on the site plan appears
to be slightly less than the 1.4 acres of recreational area required of the approximately 9.3
acre site. The 2.8 acres of easement for the Bonneville Power Administration (BPA)
transmission lines may not be suitable for the additional 1.4 acres of open space for
preserving natural features.
The PAMC Chapter 17.19 Planned Residential Development Overlay Zone and Chapter
16.08 Subdivision Regulations allow for variations from standards variations in street
improvements, blocks, lots, and building line setbacks. Conditions are recommended where
certain proposed variation should not be approved due to the small lot design, which allows
for less on-site variation.
The private street system, as allowed for a PRD, is proposed for Olympic View Estates to
minimize rights-of-way, stormwater drains, and/or pedestrian facilities that would be
required for public streets. The 25-foot wide paved private streets must be posted for no
parking, since there is not adequate pavement to allow for anything more than service and
emergency vehicle access as well as individual lot access. The City Engineer and Fire
Marshall may require a cul-de-sac in lieu of the parking lot turnaround, although only Lots
4, 5, and 38 may access from that dead-end street. It is possible that the second phase of the
planned residential development may eliminate the dead-end street.
Conditions, Findings, and Conclusions
Olympic View Estates PRD
Page 8
5321
Adopted by the Port Angeles City Council at its meeting of June 1,2004.
Richard Headrick, Mayor
Becky J. U~t~n~ (S~ty -